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Sample Specifications for New Single Family Detached Homes

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Sample Specifications for New Single Family Detached Homes Sample Specifications for New Single Family Detached Homes Introduction Kentucky Housing Corporation (KHC) has created the following sample residential construction specifications to assist you in building safe, decent, affordable housing. The sample specifications cover many - but not all - aspects of the 2006 Kentucky Residential Code (KRC). These specifications meet Minimum Design (MD), Universal Design (UD) and exceed the KRC. KHC encourages you to use this document as an informational tool as well as become familiar with the KRC and refer to all manufacturers’ instructions. If you have any questions about these specifications, please contact a member of KHC’s Department of Design and Construction Review for your area. The names and phone numbers for KHC’s Construction Specialists are listed below. Dwayne Shepherd (800) 633-8896 or (502) 564-7630 cell phone – (502) 545-0373 (Eastern KY) Allison Thomas (800) 633-8896 or (502) 564-7630 cell phone – (502) 544-9817 (Central KY) Tad Douglas (800) 633-8896 or (502) 564-7630, ext. 325 cell phone – (502) 545-3344 (Western KY) Andy Coyle (800) 633-8896 (Home) (606) 674-6891 cell phone – (606) 210-3328 (North Central KY) Project Name: _______ ____________________________________________________ Project Location: _________________________________________________________ 1) PDF = KHC Sample Specifications Approved As Written □ 2) Word = KHC Sample Specifications Approved With Modifications □ KHC Representative ______________________________ Date _____________ 11/5/10 Sample Specifications For New Single Family Detached Homes To assist you, section and tables references from the Kentucky Residential IRC Code (KRC) are provided throughout these sample specifications. Look for these references in bold and parentheses. Section 1 Footings A. Soil tests. In areas likely to have expansive, compressible, shifting or other unknown soil characteristics, KHC may require a soil test to determine the soil’s characteristics at a particular location. This test shall be made by an approved agency using an approved method. (Table R401.4.1 IRC) B. Compressible or shifting soil. When top or subsoils are compressible or shifting, such soils shall be removed to a depth and width sufficient to assure stable moisture content in each active zone and shall not be used as fill or stabilized within each active zone by chemical, dewatering or presaturation. (Section R401.4.2 IRC) C. Site should be excavated and the foundation designed to allow a minimum of 18" crawlspace headroom and a minimum of 6" clearance between the bottom of the exterior vinyl siding and the finished exterior grade. All below grade block foundation is to be coated with foundation coating/damp proofing. (Section R406.1 IRC) D. Surface drainage shall be diverted to a storm sewer conveyance or other approved point of collection so as to not create a hazard. Lots shall be graded so as to drain surface water away from foundation walls. The grade away from foundation walls shall fall a minimum of 6" within the first 10'. (Section R401.3) Exception: Where lot lines, walls, slopes or other physical barriers prohibit 6" (152 mm) of fall within 10', drains or swales shall be provided to ensure drainage away from the structure. The ground under the dwelling shall be cleared of all vegetation and leveled (with the thought of positive drainage). (Section R408.5) If necessary, because of the location, at least one perforated drainpipe will be installed in the crawlspace area and run under the ground through the foundation wall at a slope away from the dwelling. E. Footings are to have the base of said footing below the frost line, and shall be constructed using minimum 2,500-psi concrete. The frost line is 24" below the proposed finished grade (Table R403.1.4) as listed in the table below. 2 Table R403.1.4 MINIMUM FROST PROTECTION DEPTH FOR KENTUCKY County Frost Depth d, (inches) Bell 27 Boone 30 Breathitt 30 Campbell 30 Clay 27 Floyd 33 Harlan 30 Johnson 30 Kenton 30 Knott 33 Knox 27 Lawrence 27 Leslie 30 Letcher 33 Magoffin 30 Martin 33 Owsley 27 Perry 30 Pike 33 All other KY counties 24 F. Concrete shall conform to the latest revised Standard Specification for Portland Cement, ASTM C595-03. All concrete, except footers, shall have a minimum 28-day compressive strength of 4,000 psi and be entrained with five percent air with a minimum cement content of 520 lb. per cubic yard (5.5) sacks. The minimum concrete thickness is 3 ½". Follow American Concrete Institute (ACI) 318-05. Provide a crushed rock base with a minimum 4" thickness. G. All exterior walls shall be supported on continuous solid or fully grouted masonry or concrete footings, or other approved structural systems which shall be of sufficient design to accommodate all loads according to Section R301 and to transmit the resulting loads to the soil within the limitations as determined from the character of the soil. Footings shall be supported on undisturbed natural soils or engineered fill. Footings are to be as required for your area for a standard frame house with 8" concrete block foundations. Footings will contain two parallel runs of ½" rebar, three inches from the ground and staked and saddled. Rebar should be lapped a minimum of 12" and bent around corners and footer steps. (Section R403.1) 3 H. The dwelling site shall be treated by a licensed exterminator to eradicate termites. The exterminator shall provide a contract, which the homeowner, at his option, can keep in effect for a period of five years. 4 Foundations A. Foundation construction shall be capable of accommodating all loads according to Section R301 and of transmitting the resulting loads to the supporting soil. Fill soils that support footings and foundations shall be designed, installed and tested in accordance with accepted engineering practice. B. The foundation walls shall be 8" x 8" x 16" (for houses with brick veneer, use 8" x 12" x 16") concrete block securely constructed using masonry materials. All joints will be troweled and smoothed. The foundation shall have a framed, closeable access door with at least 18" x 24" clearance outside and through the foundation wall. (Section R408.4 IRC) C. Beam pockets will be filled with concrete from surface to footer. Beam-ends will be located to allow ½-inch space between beam-ends and surrounding masonry. (Except for bearing surface on the pillars) [Section R319.1 number 4 IRC] The foundation vents shall be placed within 3' of each corner. (Section R408.1 & R408.2 IRC). D. The anchor bolts shall be embedded at least 7" in concrete within an open block cell, beginning one foot from each corner, then 6' on center (o.c.), and at the end of each sill plate. Foundation straps may also be used when installed according to the manufacturer’s directions. There shall be two bolts per each section of the plate. (Section R403.1.6) Sill plate is to be 2" x 8" SYP #2 KD ACQ (0.25 lbs/CuFt.) treated SYP. NOTE: The treated sill plate also serves as a termite shield; therefore, if 12" blocks are used, the sill plate will need to be increased to a 2 x 12, or the cells in the top run of blocks will be filled solid with concrete or an acceptable metal termite shield will have to be installed. [Section R319.1 number 2] E. Support columns for center beam shall have concrete footers (piers) constructed using the same minimum 2,500-psi concrete. The columns shall be constructed of 16" x 16" concrete blocks or properly laid 8" x 8" x 16" concrete blocks. When there are four blocks or less, piers shall be capped with solid 4" blocks or the top section of blocks is to be filled solid with concrete. When there are five blocks or more, all cores are to be filled solid to the base. Steel is the only acceptable type of shim. NOTE: If floor trusses are used, piers are not required, but an engineered, stamped plan for the trusses must be provided to the agency. Columns shall be a maximum of 8' on center. (Sections R606.6 – 606.6.1) The size of the footer will conform to the size of the pier. F. The foundation perimeter drain will be installed, consisting of a 4" perforated plastic pipe bedded in gravel and surrounding the entire house. This drain will slope away from the dwelling to the level necessary for complete drainage and will have the terminal end daylighted. (Section R405.1) All openings in the sub-floor must be sealed with caulk or foam insulation. This includes the plumbing pipe openings, furnace ductwork openings and electrical wire openings. 5 G. Dampproofing. Except where required to be waterproofed by Section R406.2, foundation walls that retain earth and enclose habitable or usable spaces located below grade shall be dampproofed from the top of the footing to the finished grade. Masonry walls shall have not less than 3/8" (9.5 mm) Portland cement parging applied to the exterior of the wall. The parging shall be dampproofed with a bituminous coating, three pounds per square yard (1.63 kg/m2) of acrylic modified cement, 1/8" (3.2 mm) coat of surface-bonding mortar complying with ASTM C 887 or any material permitted for waterproofing in Section R406.2. Concrete walls shall be dampproofed by applying any one of the above listed dampproofing materials or any one of the waterproofing materials listed in Section R406.2 to the exterior of the wall. (Section R406.1) H. The crawlspace will be covered completely with 6 mil. Polyethylene plastic as a vapor barrier/ground cover, with the sides extending 6" up each foundation wall.
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